Amendment 3 Property Tax Changes: What Florida's New Homestead Rules Mean for Weston and Southwest Ranches Homeowners
Last Updated: November 2026
On November 3, 2026, Florida voters approved Amendment 3, and the Amendment 3 property tax changes will reach nearly every homeowner in Weston and Southwest Ranches. It passed with close to 62 percent support in unofficial results, clearing the 60 percent it needed. (Source: WUSF, Nov 3, 2026)
The headline is easy to repeat. The details decide what it means for you. Honestly, the useful question is not whether your bill goes down, but by how much, and what your city and county do next.
Quick Answer: What Are the Amendment 3 Property Tax Changes in Florida?
Florida voters approved Amendment 3 on November 3, 2026, with about 62% support in unofficial results. Starting in 2027, eligible homestead owners get a larger non-school exemption: $150,000 in 2027 and $250,000 in 2028. Second homes and rentals get a lower 5% annual assessment cap. Local budgets will feel it.
Key Takeaways
- Amendment 3 passed in unofficial results with about 62 percent and takes effect January 1, 2027.
- The larger homestead exemption applies to non-school taxes only: $150,000 in 2027 and $250,000 in 2028.
- Second homes, rentals, and commercial property do not receive the larger exemption, but their annual assessment cap falls from 10 percent to 5 percent.
- Florida residency on December 31, 2026 is the test for the full exemption. Others start at $50,000 until their fifth year of exemption.
- Taxable value is not your tax bill. Millage rates set by Broward and your city will decide the final number.
In This Guide
- What the Amendment 3 Property Tax Changes Do
- The Florida Homestead Exemption Reaches $250,000 in 2028
- Amendment 3 Second Home and Rental Property Cap
- The December 31 Residency Rule
- Local Budgets and Your Final Tax Bill
- What Amendment 3 Could Mean for Home Values and Sellers
- What to Do Now
- Frequently Asked Questions
What the Amendment 3 Property Tax Changes Do
Amendment 3 does three things. It raises the homestead exemption for non-school property taxes. It lowers the cap on annual assessment increases for non-homestead property from 10 percent to 5 percent. It also directs local governments to use remaining property tax revenue for listed purposes such as operations, public safety, and infrastructure, while still allowing other expenditures approved by their governing bodies unless general law prohibits them. (Source: Florida Senate, 2026-F Summary of Legislation Passed, June 2026)
The changes take effect January 1, 2027. (Source: Florida Realtors, Sep 9, 2026) Florida Realtors backed the measure. Local governments and Democrats criticized it. (Source: WUSF, Nov 3, 2026) Implementing legislation may still refine some details. (Source: Kaufman Rossin, Oct 7, 2026)
What Is a Homestead Exemption?
A homestead exemption removes part of a primary residence's assessed value from property taxation. In Florida, you must own the home and make it your permanent residence, then apply through the county property appraiser, typically by March 1.
The Florida Homestead Exemption Reaches $250,000 in 2028
Today the non-school homestead exemption tops out at $51,411. Under Amendment 3 it becomes $150,000 in 2027 and $250,000 in 2028, with inflation adjustments beginning in 2029. (Source: Florida Realtors, Nov 2026) The larger exemption does not apply to school taxes, which make up roughly 40 percent of the average bill. The Save Our Homes cap on annual assessed value growth, the lower of 3 percent or inflation, stays in place. (Source: Florida TaxWatch, Nov 2026)
Illustration: A $1 Million Homestead
Assume a qualifying home assessed at $1,000,000, assessed value held constant, and no other exemptions. Non-school taxable value would be $850,000 in 2027 and $750,000 in 2028, compared with $948,589 under the 2026 maximum exemption.
Taxable value is not your tax bill. At the statewide average non-school rate of 10.5 mills, the reduction works out to about $1,035 in 2027 and $2,085 in 2028. Weston's actual rates will differ. (Source: Florida TaxWatch, Nov 2026)
Broward County Property Appraiser Marty Kiar estimated average savings of about $1,300 in the first year and about $2,300 in the second. These are estimates, not promises, and individual savings depend on taxable value and local rates. (Source: NBC 6 South Florida, Oct 5, 2026)
Because the exemption is a flat dollar amount, a $4 million estate saves the same as a $400,000 home. (Source: Kaufman Rossin, Oct 7, 2026) My advice to luxury owners is to expect meaningful but proportionally modest relief. If you already hold a homestead exemption, there is nothing to file. The increase should appear on your TRIM notice. (Source: Florida Realtors, Oct 2, 2026) The Weston community guide helps put your neighborhood in context.
Amendment 3 Second Home and Rental Property Cap
Second homes, rentals, vacant land, and commercial property do not receive the larger homestead exemption. Their annual cap on increases in assessed value for non-school taxes falls from 10 percent to 5 percent. (Source: Florida Realtors, Oct 2, 2026)
The cap limits how fast assessed value can grow. It does not set tax rates, so investors should not assume a net saving. A qualifying change of ownership or control generally triggers reassessment at just value the following January 1, subject to statutory exceptions, and the more value an owner has held back under the cap, the larger that reset can be. Buyers should model post-closing taxes. (Source: Kaufman Rossin, Oct 7, 2026)
Amendment 3 at a Glance
| Provision | Current Law | After Amendment 3 |
|---|---|---|
| Homestead exemption (non-school taxes) | About $50,000 | $150,000 in 2027, $250,000 in 2028 |
| Homestead annual assessment cap | Lower of 3% or inflation | Unchanged |
| Non-homestead annual cap (non-school taxes) | 10% | 5% |
| School property taxes | Current structure | Unchanged |
| Not a Florida resident on Dec. 31, 2026 | Same exemption as every homestead | $50,000 until the fifth year of exemption |
Source: Florida TaxWatch Property Tax Resource Center, Nov 2026
The December 31 Residency Rule
The larger exemption goes to people who maintained permanent residence in Florida as of December 31, 2026 and have established or will establish homestead. (Source: Florida Senate, June 2026) Everyone else starts with a $50,000 exemption, indexed to inflation from 2028, until the fifth year of exemption. Beginning in 2030, a county or municipality may shorten that period by a two-thirds vote for a critical local need. (Source: Kaufman Rossin, Oct 7, 2026)
So the date that matters is residency, not your closing date. Florida Realtors' tax attorney recommended keeping proof such as a driver's license, voter registration, or utility bills. (Source: Florida Realtors, Oct 2, 2026) For relocating families, a Kaufman Rossin tax principal cautions that a rushed residency claim can create more income tax exposure in a former state than it saves in property tax, and the ballot summary applies the rule only to the extent permitted by the U.S. Constitution. Honestly, that decision belongs with your tax advisor, not a deadline.
Southwest Ranches buyers should ask the same questions. The Southwest Ranches community guide covers what makes those acreage estates distinct.
Local Budgets and Your Final Tax Bill
State estimates put the reduction in local non-school property tax revenue at about $4.95 billion in fiscal year 2027 to 2028 and about $11.86 billion a year once fully phased in. (Source: Kaufman Rossin, Oct 7, 2026, citing the state Revenue Estimating Conference) The Florida Association of Counties estimates Broward County could lose more than $300 million by the second year. (Source: NBC 6 South Florida, Oct 7, 2026) These are estimates. Actual budgets depend on decisions local governments have not yet made.
The amendment includes no dedicated state funding to replace lost revenue, and it does not prohibit local governments from raising millage rates or fees. (Source: Florida TaxWatch, Nov 2026) That is why your final bill is the product of two things: your taxable value and the rate the City of Weston and Broward County adopt in their 2027 budgets. The first changes should appear on August 2027 TRIM notices. (Source: Kaufman Rossin, Oct 7, 2026, citing the Pinellas County Property Appraiser)
What Amendment 3 Could Mean for Home Values and Sellers
There is no reliable forecast for what Amendment 3 will do to prices. Lower carrying costs can support buyer demand, but Florida Realtors' CEO has said home prices come down to supply and demand. (Source: WPTV, Oct 16, 2026)
What I would plan around is buyer behavior. Buyers now have a new line in their carrying cost math, and the strongest listings will answer it clearly. Pricing to a headline instead of to the market gives that advantage back. As we covered in the hidden cost of overpricing a luxury home, buyers in this range stay patient and well informed.
If you are not sure whether your current price reflects where the market actually is right now, the free home valuation at sellahomeinweston.com gives you a private, no-pressure starting point before you make any decisions.
Amendment 3 at a Glance
| Provision | Current Law | After Amendment 3 |
|---|---|---|
| Homestead exemption (non-school taxes) | About $50,000 | $150,000 in 2027, $250,000 in 2028 |
| Homestead annual assessment cap | Lower of 3% or inflation | Unchanged |
| Non-homestead annual cap (non-school taxes) | 10% | 5% |
| School property taxes | Current exemption and assessment rules | Not changed by Amendment 3 |
| Not a Florida resident on Dec. 31, 2026 | Same exemption as every homestead | $50,000 until the fifth year of exemption |
Source: Florida TaxWatch Property Tax Resource Center, Nov 2026
What to Do Now
First, confirm your homestead status on the Broward County Property Appraiser's homestead page. Second, if you plan to relocate to Florida, get written guidance on residency timing and the income tax side before you set a schedule. Third, if you own investment property, ask your CPA how a 5 percent cap and possible millage changes fit your holding period. This is general information, not tax or legal advice.
If you are considering a sale in 2027, understanding your equity position early helps. Our guide to the Dluxuss seller's process shows how we prepare a listing, and our piece on how your equity could change your next move explains why timing matters.
Frequently Asked Questions
What are the Amendment 3 property tax changes, and did it pass?
Yes. Florida voters approved Amendment 3 on November 3, 2026 with close to 62 percent of the vote in unofficial results, above the 60 percent needed. The changes take effect January 1, 2027.
How much will Amendment 3 save Broward County homeowners?
The Broward County Property Appraiser estimated average savings of about $1,300 in the first year and about $2,300 in the second. These are estimates, and your figure depends on your taxable value and local rates. You can review your parcel through the Broward County Property Appraiser.
Does Amendment 3 lower school taxes?
Not directly. The larger exemption applies only to non-school property taxes, and school tax rules are not changed by the amendment. School taxes make up roughly 40 percent of the average Florida bill, so your total will not fall by the full exemption.
Will Amendment 3 lower my property taxes in Broward County for sure?
It lowers the taxable value of your homestead, but local governments set millage rates each year. Florida TaxWatch notes the amendment does not prohibit rate increases, so the final bill depends on decisions made in Broward and your city.
How does Amendment 3 affect second homes and rental properties in Weston FL?
Second homes and rentals do not receive the larger homestead exemption. Their annual assessment cap for non-school taxes falls from 10 percent to 5 percent, and a qualifying change of ownership generally triggers reassessment at just value the following January 1.
What if I move to Florida after December 31, 2026?
Anyone who is not a Florida resident on that date starts with a $50,000 exemption, indexed to inflation from 2028, until the fifth year of exemption. Residency on December 31, not your closing date, is the test, so confirm your situation with the property appraiser and your tax advisor.
Will Amendment 3 raise home values in Weston?
There is no reliable forecast for Amendment 3 itself. Lower carrying costs can support buyer demand, but prices still follow local supply and demand, insurance costs, and interest rates.
Who is Denice Landaeta?
Denice Landaeta is a luxury real estate advisor and founder of Dluxuss Group at Coldwell Banker Realty in Weston, Florida. Dluxuss Group was ranked 139 in Florida for residential sales volume on the 2023 RealTrends America's Best list.
Property tax rules shape every decision a luxury owner makes, from when to list to what a buyer can comfortably carry. If Amendment 3 has you rethinking your timeline, a private conversation with Denice at sellahomeinweston.com is a calm place to start. No pressure, only clarity.
About the Author
Denice Landaeta is a luxury real estate advisor and the founder of Dluxuss Group at Coldwell Banker Realty in Weston, Florida. She has lived in Weston since around the time the city was founded and serves buyers and sellers across Weston, Southwest Ranches, Parkland, and South Florida. Dluxuss Group was ranked 139 in Florida for residential sales volume on the 2023 RealTrends America's Best list, and Denice has been recognized among NAHREP's top Latino agents nationally.
Licensed Realtor® · Florida License #SL3364483 · Coldwell Banker Realty
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